Stamp duty in Mumbai is 6% for male buyers and 5% for women who are sole owners of residential property, and both rates include the 1% metro cess. Registration is 1% of the value but never more than ₹30,000 above ₹30 Lakhs, which is why the all-in cost per rupee falls as a flat gets more expensive.
Buyers comparing a flat in South Mumbai with one in Borivali often assume the stamp duty differs. It does not. The rate is the same across the whole Brihanmumbai Municipal Corporation (BMC) area, island city and suburbs alike. What differs is the value the duty is charged on, because the Ready Reckoner rates vary sharply between zones.
This guide breaks down Mumbai's rate structure, explains the metro cess, shows why the registration cap changes the economics of larger purchases, and works through examples on real values.
Quick answer (2026): Mumbai (BMC limits): 6% for men, 5% for women in sole name (residential), each including a 1% metro cess. Registration: 1% of value, capped at ₹30,000 for property above ₹30 Lakhs. Duty is charged on the higher of the agreement value and the Ready Reckoner value, which was unchanged for FY 2026-27.
- The legal framework
- Mumbai's rate structure
- Island city vs suburbs
- The metro cess
- The ₹30,000 registration cap and the all-in rate
- Step-by-step: valuation to registration
- Worked examples
- Other documents and tax savings
- Documents checklist and common errors
- Frequently asked questions
1. The Legal Framework
Stamp duty on a sale in Mumbai comes from Article 25 of Schedule I of the Maharashtra Stamp Act, 1958. The Registration Act, 1908 governs registration, and the Department of Registration and Stamps, headed by the Inspector General of Registration, runs the online services at igrmaharashtra.gov.in. Payment goes through GRAS at gras.mahakosh.gov.in.
The 1% metro cess has been collected since April 2022 in Mumbai, Thane, Pune and Nagpur, to fund metro rail. It is built into Mumbai's headline rate.
2. Mumbai's Rate Structure
| Buyer | Base duty | Metro cess | Total stamp duty | Registration fee |
|---|---|---|---|---|
| Male (single) | 5% | 1% | 6% | 1%, max ₹30,000 |
| Female, sole owner (residential) | 4% | 1% | 5% | 1%, max ₹30,000 |
| Male + male (joint) | 5% | 1% | 6% | 1%, max ₹30,000 |
| Male + female (joint) | Sources differ | 1% | 6% to 6.5% | 1%, max ₹30,000 |
On joint ownership. Most 2026 guides say that a joint purchase with a male co-owner does not get the women's concession. Some show a blended rate such as 5.5% base (6.5% total), others the full male 6%, and one shows 5% where the woman is the first applicant. Budget for 6% and ask the Sub-Registrar before relying on any lower figure.
Commercial property in Mumbai generally pays the same 6% headline rate, and the women's concession applies only to residential property.
3. Island City vs Suburbs
Mumbai has two districts: Mumbai City (the island city, roughly South and Central Mumbai) and Mumbai Suburban (Bandra and Kurla northward to Dahisar and Mulund). Both are inside the BMC area.
- The rate is the same. 6% for men and 5% for women in sole name, in both districts.
- The registration cap is the same. ₹30,000 above ₹30 Lakhs.
- The Ready Reckoner value is not the same. The Annual Statement of Rates is set zone by zone, and urban sub-zones can differ widely even within one suburb. A flat in a high-value island city zone may be valued far above one of the same size in a distant suburb.
The practical lesson is that the "stamp duty in South Mumbai" and "stamp duty in the suburbs" are the same percentage on very different bases. Look up the Ready Reckoner value of the exact property rather than assuming an area average.
Outside BMC limits. Thane, Navi Mumbai, Mira-Bhayandar, Vasai-Virar and other parts of the Mumbai Metropolitan Region sit outside the BMC area. Thane and Navi Mumbai are usually quoted at 7% and 6%, because of the local body tax. See our separate guide on Pune, Thane and Navi Mumbai.
4. The Metro Cess
The metro cess is a 1% levy on top of the 5% base duty. It is not a separate payment, and it is already inside the 6%. For a woman who is the sole owner, the base is 4% and the cess is still 1%, so the total is 5%.
Because the cess is charged on the same value as the base duty, it rises if the Ready Reckoner value is higher than your agreement price.
5. The ₹30,000 Registration Cap and the All-In Rate
Registration is 1% of the value up to ₹30 Lakhs, and a flat ₹30,000 beyond that. This changes the all-in cost per rupee of value.
| Property value | Stamp duty (6%) | Registration fee | Total | All-in as % of value |
|---|---|---|---|---|
| ₹30,00,000 | ₹1,80,000 | ₹30,000 | ₹2,10,000 | 7.00% |
| ₹45,00,000 | ₹2,70,000 | ₹30,000 | ₹3,00,000 | 6.67% |
| ₹1,20,00,000 | ₹7,20,000 | ₹30,000 | ₹7,50,000 | 6.25% |
| ₹3,00,00,000 | ₹18,00,000 | ₹30,000 | ₹18,30,000 | 6.10% |
| ₹5,00,00,000 | ₹30,00,000 | ₹30,000 | ₹30,30,000 | 6.06% |
The all-in cost approaches 6% as values rise. The cap is worth ₹90,000 on a ₹1.2 Crore flat, where an uncapped 1% would have been ₹1,20,000.
6. Step-by-Step: Valuation to Registration
Step 1: Look up the Ready Reckoner value. On igrmaharashtra.gov.in, open the valuation or eASR tool and select the year, district (Mumbai City or Mumbai Suburban), the taluka, village or CTS zone, the property type and the area.
Step 2: Take the higher of price and RR value.
Step 3: Compute duty and fee. Apply 6% (or 5% for a woman in sole name) and the registration fee.
Step 4: Pay through GRAS. Select Stamps and Registration, pay online, and download the challan. Some buyers use e-SBTR through authorised banks.
Step 5: Enter the document details and book an appointment through the department's online module.
Step 6: Appear at the Sub-Registrar's office with the seller and two witnesses. Biometrics and photographs are taken and the deed is registered.
Before you pay: Use the StampDutyCalc.in calculator with your agreement value and the Ready Reckoner value from the IGR tool. A planning figure that matches your challan tells you the inputs are right.
7. Worked Examples
Both examples are residential property inside BMC limits. The registration fee follows the cap.
Example A: ₹45 Lakh flat in a Mumbai suburb
| Item | Male buyer | Woman, sole owner |
|---|---|---|
| Value used | ₹45,00,000 | ₹45,00,000 |
| Stamp duty | 6% = ₹2,70,000 | 5% = ₹2,25,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹3,00,000 | ₹2,55,000 |
The women's concession saves ₹45,000.
Example B: ₹1.2 Crore flat in the island city
| Item | Male buyer | Woman, sole owner |
|---|---|---|
| Value used | ₹1,20,00,000 | ₹1,20,00,000 |
| Stamp duty | 6% = ₹7,20,000 | 5% = ₹6,00,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹7,50,000 | ₹6,30,000 |
The concession saves ₹1,20,000. The cap holds the fee at ₹30,000 against an uncapped ₹1,20,000.
Example C: When the Ready Reckoner value is higher (male buyer)
A ₹1.2 Crore agreement, with a Ready Reckoner value of ₹1.35 Crore for the flat.
| Item | On agreement value | On RR value (applied) |
|---|---|---|
| Value used | ₹1,20,00,000 | ₹1,35,00,000 |
| Stamp duty (6%) | ₹7,20,000 | ₹8,10,000 |
| Registration fee (cap) | ₹30,000 | ₹30,000 |
| Total | ₹7,50,000 | ₹8,40,000 |
The extra cost is ₹90,000. Do this check before you agree on the price.
8. Other Documents and Tax Savings
This is a brief outline. Separate guides cover each deed.
- Gift deed. A gift of residential or agricultural property to a spouse, child, grandchild or a deceased son's widow is reported at a flat ₹200 under Article 34. Other gifts attract a percentage of market value. The registration fee applies, capped at ₹30,000.
- Power of attorney. A PoA authorising sale of immovable property is taxed under Article 48 at the conveyance rate on market value, with a fixed ₹500 reported for a PoA without consideration to close relatives. Confirm the clause for your document.
- Leave and license. 0.25% of the rent for the period plus a notional amount for the refundable deposit, with a ₹1,000 registration fee in urban areas, and registration is mandatory.
Tax savings. Stamp duty and registration charges on a residential purchase qualify within the ₹1.5 Lakh limit in the year of payment, under the old tax regime. For payments up to 31 March 2026, the section is 80C of the Income-tax Act, 1961. From 1 April 2026 it is Section 123 of the Income-tax Act, 2025. On a ₹7.5 Lakh bill the limit, not the bill, caps your deduction.
9. Documents Checklist and Common Errors
For the Sub-Registrar appointment
- PAN and Aadhaar of buyer and seller; NRI documents where relevant
- Agreement for sale or sale deed and previous title documents
- Society NOC and share certificate for resale flats
- For new flats: RERA number, commencement and occupancy certificates
- Latest BMC property tax receipt
- GRAS challan or e-SBTR, and the valuation printout
- TDS proof where the consideration is ₹50 Lakhs or more (Form 26QB; confirm current form references under the Income-tax Act, 2025)
- Two witnesses with ID and photographs
Common errors
- Assuming South Mumbai and the suburbs have different stamp duty rates.
- Applying the BMC rate to a property in Thane or Navi Mumbai.
- Budgeting a full 1% registration fee on a flat above ₹30 Lakhs.
- Not checking the Ready Reckoner value for the exact zone.
- Assuming a joint purchase with a male co-owner gets the women's concession.
- Using area figures that do not match between the agreement and the valuation.
- Counting the metro cess twice.
10. Frequently Asked Questions
What is the stamp duty in Mumbai in 2026?
6% for male buyers and 5% for women who are sole owners of residential property, including the 1% metro cess, plus a registration fee of 1% capped at ₹30,000 above ₹30 Lakhs.
Is stamp duty different in the island city and the suburbs?
No. The rate is the same across BMC limits. The Ready Reckoner value, which the duty is charged on, differs by zone.
What is the Mumbai metro cess?
A 1% levy, collected since April 2022, to fund metro rail. It is already included in the 6% and 5% rates.
What is the registration fee in Mumbai?
1% of the value, capped at ₹30,000 for property above ₹30 Lakhs. Below ₹30 Lakhs it is 1% of the value.
Does a joint purchase with my wife get the women's concession?
Most sources say no, because the concession applies only where the woman is the sole owner. Some calculators show a blended rate, so confirm with the Sub-Registrar.
Did Ready Reckoner rates change for 2026-27?
No. The state kept them unchanged for FY 2026-27.
Disclaimer: This article is for general information and is not legal or tax advice. Rates, cesses and valuations are set by the Government of Maharashtra and can change by notification. Confirm your figures on the IGR Maharashtra portal, or with an advocate or the Sub-Registrar's office, before paying.